Roseland Character Guide
Supporting
Development In The
Roseland Landscape
Produced for the Roseland Neighbourhood Development Plan
Steering Group March 2017
Index
Page
Executive Summary
3
Chapter 1
Introduction
4
Chapter 2
Housing Evolution on the Roseland
5
Chapter 3
Technological Evolution in the Roseland
6
Chapter 4
The Roseland Plan
7
Chapter 5
Respecting Local Roseland Character
9
Chapter 6. Settlement Character Statements
13
Gerrans
14
Portscatho
16
St Mawes
20
St Just in Roseland
25
Veryan
26
Portloe
28
Veryan Green
30
Chapter 7.
Key Design Features
32
Executive Summary
This document brings together various documents that were part
of the Roseland Neighbourhood Plan evidence base to provide
guidance on the character of the Roseland Plan area. To use this
document effectively it is necessary to be aware of the contents of
the various documents listed below and of the Roseland
Neighbourhood Development Plan.
Of particular relevance to this document are the Local Landscape
Character Assessment for the Roseland 2014, A Profile of the
Roseland Area 2014 and the Carrick Design Guide 2005.
Those parts of the Carrick Design Guide adopted by the Roseland
Neighbourhood Plan which were most influential in the preparation
of this document are sections on Respecting the Place and The
Special Character of Carrick District.
Chapters 1 to 3 provide a historic context for the area.
Chapter 4 considers the planning context and those local
planning policies that rely upon an understanding of the local
character of the Roseland Area.
Chapter 5 reflects the focus of those parts of the Carrick
Design Guide referred to above on the importance of context in the
character of a place.
The context of a place is an amalgam of those physical, social
and cultural features that give satisfaction to the democratic
majority of an incumbent population. It is that context as
reflected in the Roseland Neighbourhood Plan that informs the
appropriateness of any future development on the Roseland.
Additional work has been undertaken to evidence the preparation
of Conservation Area Management Plans for the five Conservation
Areas of Gerrans/Porthscatho, Portloe, St Mawes, Veryan and Veryan
Green, which has looked closely at the character of those
conservation areas. This work has underpinned the short illustrated
statements of the character of the major settlements of the
Roseland Gerrans/Portscatho, St Mawes/St Just and Veryan/Veryan
Green/Portloe that can be found at Chapter 6.
The Roseland Landscape is a unique natural resource and we
provide these guidelines to help you to conserve and enhance
it.
1. Introduction
1.1 The existing built environment of the Roseland goes back to
prehistoric times. Its evolution in the Roseland Landscape has been
subject to social and technological change.
1.2 Social changes have resulted in less need for settlements to
be secure from the aggressive activity of neighbours and enemies,
and more socially integrated and functional with regard to the
occupation and the dependency of its residents. Thus hill forts
have been followed by farmsteads and hamlets by villages providing
secure settlements.
1.3 The development of social order in the villages resulted in
administration, religion and trade presenting their built form as
castles, churches and public buildings.
1.4 The accumulation of wealth and power saw the development of
large country houses in parkland settings.
1.5 Changes in technology, both in the nature of materials and
their means of production, have allowed human shelters to be less
reliant upon: a closed built form with small windows; the security
offered by topography and aspect; and the limitations of reliance
upon locally resourced building materials.
1.6 Farmsteads tucked away into the folds of the landscape have
been able to expand to form settlements (e.g. Trewithian) and new
settlements have been created in more exposed locations (e.g. St
Just in Roseland) where better access to resources and
communication could be achieved without undue exposure to the
elements. Houses are built in exposed locations to access long
views with higher ceilings, bigger windows and a more open
form.
2. Housing Evolution on the Roseland
2.1 Pre 20th century vernacular housing, where surviving in the
villages and countryside, is of an utilitarian form built for the
use of estate workers/artisans/labourers as two storey houses with
stone walls usually rendered, a ridge roof with clipped eaves and
slate tiling built parallel to the highway.
2.2 Wood is used in the construction of doors, sash or casement
windows with slate or wood cills and cast iron guttering and down
pipes where rainwater goods are present.
2.3 Post 19th century introduced the vernacular development of
single storey bungalows and two storey buildings with third storey
within the roof space evidenced by dormer windows or roof lights.
They were accompanied by the greater use of cement block work and
UPVC doors and windows.
2.4 Individual houses 19th/20th/21st century built in villages
or as farm houses were built to reflect status and life style with
hipped roofs, gables and dormers, clipped eaves, larger windows and
doorways usually set back from road. Stone walls sometimes
rendered, quoins and stone cills with slate roofs and a greater use
of wood, UPVC and glass.
2.5 In the open countryside outside villages 18th/19th century
grand houses were with built with cut stone, part rendered on stone
walls and many large wooden doors and windows with stone cills.
2.6 In the 20th century in coastal parts detached housing
reflects suburban or ‘Home Counties’ style with big windows to
capitalise on sea views and wide eaves. 21st century detached
housing in the countryside exploits individual architectural style
using new technologies and a wide range of materials.
2.7 20th/21st century conversions of farm buildings or
replacement dwellings usually increase in size on the original and
use a wide range of materials but mainly wood or exposed stone
dominate.
3. Technological Evolution in the Roseland
3.1 The natural resources with which building has always taken
place in the Roseland are Earth, Stone, Mortar, Wood and Straw.
Most pre-20th century buildings are of stone or cob with slate
roofs and wooden doors and windows
3.2 The later incorporation of cement, glass and metal (lead for
roofing and rainwater goods) into the construction methods of the
area first appeared in Churches and Castles.
3.3 Advances in transportation in the 19th century allowed for
the movement of ideas and building materials into the Roseland
which brought changes in design and the introduction of different
building materials. Larger individual houses in 19th and early 20th
century incorporated cement, metal (lead, copper and iron) and
glass.
3.4 In the 20th century advances in technology meant that there
was a greater use of glass as well as copper, zinc, aluminium and
UPVC in the construction of buildings on the Roseland. Estates of
housing appeared in the Roseland in the later 20th century using
concrete in tiles and block walls with render finishes, UPVC
windows and doors and plastic rainwater goods.
3.5 Post 20th century development introduces technologies of
sustainability: solar panels, photovoltaic cells, larger glass
areas, sedum roofs and stainless steel flues. Improved insulation
and heating, and sustainable building methods have allowed for more
imaginative building design in the 20th century and now more
widespread in new housing in the 21st century.
3.6 Changes in infrastructure and building uses brought change
in room sizes and ceiling heights in residential, public,
commercial and industrial buildings and requirements for improved
access and parking vehicles. On the Roseland this occurred in
public buildings such as social clubs, community buildings, schools
and surgeries, in retail and industrial units and in apartment
blocks and hotels.
3.7 Social changes increased the need for improved access to
buildings and the provision of facilities for the young and elderly
in terms of nurseries and nursing homes.
4. The Roseland Plan 2015
4.1 The Roseland Neighbourhood Development Plan (Roseland Plan)
was adopted following a referendum of the electorate of the five
parishes that together make the Roseland Plan area; Gerrans,
Philleigh, Ruan Lanihorne, St Just in Roseland and Veryan. It
expresses the settled view of the democratic majority of the
population of the Roseland as it has been evidenced through the
various processes that have resulted in the adoption of the
Roseland Plan.
4.2 The Roseland Plan comprises various documents that form its
evidence base. Of particular relevance to this document are the
Local Landscape Character Assessment for the Roseland (LLCA)* and
the Profile of the Roseland Area (PRA)*. In addition work has been
undertaken to evidence the preparation of Conservation Area
Management Plans (CAMPs) for the five Conservation Areas of
Gerrans/Porthscatho, Portloe, St Mawes, Veryan and Veryan Green,
which has looked closely at the character of those conservation
areas.
4.3 There are other planning documents that were taken into
account in the preparation of the Roseland Plan such as the
Cornwall Landscape Character Assessment 2007*, the Cornwall
Historic Landscape Characterisation map* , the Cornwall Area of
Outstanding Natural Beauty Management Plan 2011* and the Carrick
Design Guide 2005* that have been incorporated into the preparation
of this document.
4.4 This document brings together various documents that were
part of the Roseland Neighbourhood Plan evidence base to provide
guidance on the character of the Roseland Plan area. To use this
document effectively it is necessary to be aware of the contents of
the various documents listed above and of the Roseland
Neighbourhood Development Plan.
Policies Requiring an Understanding of Local Character
4.5 The National Planning Policy Framework 2012 states in the
section on ‘Requiring good design’ at paragraph 58, that Planning
policies and decisions should aim to ensure that developments:
respond to local character and history, and reflect the identity of
local surroundings and materials while not preventing or
discouraging appropriate innovation.
4.6 The Cornwall Local Plan 2016 in Objective 10 is to enhance
and reinforce local natural, landscape and historic character and
distinctiveness and raise the quality of development. Many of its
strategic polices require an understanding of the local character
of an area.
4.7 The Roseland Plan contains the following policies that
require a detailed consideration of local character in the
preparation, design and development of sites:
4.8 The Roseland Plan Vision for the Future of the Roseland is
the Conservation and Enhancement of the Roseland’s Character and
Distinctiveness for a Sustainable Future. This is why the issue of
local character is at the heart of Roseland Plan policy.
4.9 Work was undertaken to prepare The Local Landscape Character
Assessment for the Roseland and to develop A Profile of the
Roseland Area as part of the preparation of the Roseland Plan so
that it can support the policies in that plan that require that due
consideration be given to local character in determining planning
decisions.
The Local Landscape Character Assessment for the Roseland
4.10 The Local Landscape Character Assessment for the Roseland
for the Roseland Plan 2014 * (LLCA) builds upon a foundation of
existing landscape character assessments at National and County
level with evidence collected and assessed at a local level during
the preparation of the Roseland Plan. *
4.11 It identified six local character types about which
physical, recreational, ecological, cultural and historical
attributes were collected and from which a description of the
Roseland Landscape has been produced.
4.12 The assessment of that landscape provides guidance as to
the appropriateness of new built forms or the adaptation and
conversion of existing ones within those landscape areas.
4.13 The landscape character areas identified are: exposed
elevated plateaux and sloping land; steep sided valleys and valley
bottoms; and tidal creeks, estuaries, cliffs and shoreline.
4.14 The LLCA provides an assessment of each of these areas
based upon its topography and drainage; biodiversity; land cover
and land use; field and woodland pattern, settlement pattern;
transport pattern; historic features; condition; aesthetic and
sensory attributes; distinctive features; views; key
characteristics; and relationships to adjacent areas.
4.15 It also assesses the settlements of the Roseland area
looking at their character and the pressures and forces for
change.
A Profile of the Roseland Area
4.16 The Profile of the Roseland Area for the Roseland Plan 2014
* is a gazetteer of the existing physical social and cultural
features of the area with particular reference to the settlements
of Gerrans, Philleigh, Portholland, Portloe, Portscatho, Ruan
Lanihorne, St Just, St Mawes Veryan and Veryan Green. *
4.17 It looks at the local character of the area in terms of its
buildings and the form of its settlements and provides information
concerning building materials and design.
5. Respecting Local Roseland Character
5.1 It is a legal requirement to submit a Design and Access
Statement for most forms of development. Using the evidence
referred to in this document the following questions need to be
addressed in the preparation of any Design and Access Statement .
This is necessary to meet the requirements of policies in the
Roseland Plan that seek to ensure that built development respects
local Roseland character. References are to Carrick Design Guide
(CDG) and Roseland Plan [RNDP]
http://www.roselandplan.org/uploads/2/1/4/5/21457108/carrick_design_guide.pdf
One of the most fundamental principles which underpin (the
Carrick Design Guide) is that new development should sit
comfortably and harmoniously within its setting and next to its
neighbours [CDG 1.3.]
New Development should reflect the characteristic patterns,
scale, ecological character and distinctive features of its
landscape setting [CDG 1.3.1]
5.2 Questions for New Development - Understanding the Site and
Its Context [CDG 3.1.1]
Q1Do buildings associated with the site reflect the historic
development of all buildings in the vicinity?
Some development over the years has introduced building designs
that do not reflect the historic continuity of the Roseland’s built
heritage. Such development whilst it is part the character of the
area fails to respect the sense of place that is reflected in more
traditional rural building styles.
Q2Do any proposed changes to traditional design and materials
reflect an evolution of change that can be followed historically
through buildings in the vicinity?
The evolution of change can be witnessed by the incorporation of
design features and materials to be commonly found in the buildings
in the vicinity of the site. Changes that have no historic
reference in the local traditions of the built environment should
be considered revolutionary, i.e. likely to create discord within
the landscape and therefore unlikely to respect the character of
the local area.
Q3Do buildings associated with the site make use of designs and
materials not consistent with the historic record of the local
area.
This can have a discordant impact upon the local character of
the area and these buildings should be excluded from consideration
in assessment of the built form in the vicinity.
Q4Does the proposed development understand the tradition of the
built environment, learn from it and reinterpret it for today
thereby enhancing and reinforcing the underlying character of a
place and a positive contribution to its setting?
5.3 Evidence should be provided to support the answer YES to any
of the above questions.
5.4 Where any of those questions is answered NO evidence should
be provided to show how the proposed development would enhance or
restore the landscape character of the area consistent with the
Local Landscape Character Assessment.
Extension, Conversion or Replacement
5.5 Where extension, conversion and/or replacement is proposed
an assessment is required in addition to the above questions of the
existing building and its evolution from the historic built form in
terms of scale and its contribution to local character. [CDG
4.1]
Guidelines for Respecting Local Character
5.6 The Roseland has a rich landscape which concentrates huge
diversity into a very small area. The term ‘landscape’ includes
important elements that contribute to the landscape, such as
diverse natural habitats, protected natural and ecological areas,
sites of particular scientific interest, different types of
landscape, the character of the farmed landscape and of the
coastline, important public views, and important geological
formations. The character of the Roseland extends to the appearance
and characteristics of the marine environment surrounding it.
5.7 The character of settlement has been identified in the
Settlement Character Statements in the following chapter. Within
the Roseland Plan area settlements and scattered rural buildings
are predominantly on sloping land or along the waterside where
there is good access to the water. Development does not commonly
occur on steep valley sides, valley bottoms, creeks and muddy tidal
estuaries, nor on cliffs or along the foreshore.
5.8 Exceptions can be found of existing or former mill buildings
in valley bottoms and in creeks, and with 20th century detached
houses of a predominantly suburban design exploiting views along
cliff tops around Gerrans Bay at Rosevine and along the Carrick
Roads at St Just.
5.9 Whilst there is no specific design guidance for the
Roseland, the collation of evidence used in the preparation of the
Roseland Neighbourhood Development Plan (NDP) and other
pre-existing planning documents, has allowed for the extraction of
certain local characteristics that will assist in the
implementation of the development management policies to be found
both in the Roseland NDP and the Cornwall Local Plan with which the
Roseland NDP conforms.
5.10 Failure to have sufficient regard to the following
guidelines would support a conclusion that a proposed development
is neither appropriate nor sustainable and at odds with the local
character of the area.
Guidance for Respecting Place - Understanding local identity is
critical [CDG 2.1]
Location
C1. Within or adjacent to existing settlements the distinctive
local character created by existing buildings should be understood
and complemented by new development.
C2. To respect the character of areas of open countryside
outside recognised settlements it is necessary that development
should locate and associate with existing buildings to avoid
increase in visual impact and light pollution.
C3. To respect the value of local character identified in
undeveloped Local Character Areas i.e., elevated plateaux or
prominent ridges; steep valley sides; valley bottoms; tidal
estuaries or creeks, new development should avoid locating there.
New development located on the skyline or on prominent ridges
especially those elevated areas that have features of landscape
importance such as hill forts can also have negative effect upon
local character.
Fitting into the Landscape [CDG 1.3.1]
C4. The characteristic patterns, scale, ecological character and
distinctive features of the Roseland area creates the landscape
setting that new development should respect.
C5. The natural relationships between settlements and their
landscape settings are a significant part of the character of the
Roseland area and new development should avoid breaching natural
settlement boundaries such as hedgerows and skylines.
C6. Detailed and accurate site and environs surveys should be
part of any design statement incorporated into applications for new
developments to show how proposals for development are respecting
the local character of the area.
Fitting into Settlements [CDG 1.3.2]
C7. The historic pattern of development including building
lines, streetscapes and plot densities are important in creating
local character and should be followed in proposals for new
development.
C8. Many of the Roseland settlements do not have street lighting
enhancing the character of those places at night. Increased
lighting especially lighting kept on throughout the night will
significantly impact upon the local character of the area.
Fitting into the Community [CDG 1.3.3]
C9. The function and use of an area by its community is a
significant part of the local character. Development particularly
of a non-residential nature should respect and enhance the existing
pattern of development in terms of mass and scale and support the
sustainable growth of that community.
Guidance for Respecting Local Character [RNDP Policy GP2]
Scale
C10. Respect should be had for the mass and scale of existing
built forms of similar uses in the vicinity of the site i.e.
residential or commercial etc., and development especially
extensions to existing buildings should be designed to be
consistent with it.
Layout
C11. The grain of the landscape and its existing development add
to the character of an integrated community. The alignment and
disposition of new development especially along hillsides and down
slopes should take this into account.
Form
C12. The local character of the Roseland will only be respected
if developers and builders understand the tradition of development
in the built environment, learning from it and reinterpreting it
for today. In this way the underlying character of a place can be
enhanced and reinforced and a development can make a positive
contribution to its setting.
Materials
C13. Local character is dynamic and evolves through changes in
technology and society. Where development is proposing changes to
traditional design and materials these changes should reflect an
evolution of change that can be followed historically through
buildings in the vicinity of the site.
Chapter 6. Settlement Character Statements
6.1 The Roseland Plan Area contains three large settlement
clusters in Gerrans, St Just-in-Roseland and Veryan parishes. [RNDP
Policy GP3] Each of these settlement clusters comprise a Churchtown
and a fishing port which reflects the underlying character of the
area as a rural agricultural community influenced strongly by and
dependent upon its relationship to the water. [CDG 2.2.3]
6.2 In Gerrans Parish the proximity and coalescence of this
settlement cluster provides a clear focus for future development in
the parish.
6.3 In St Just Parish the key village for growth is St Mawes
where the administrative, commercial and residential functions of
the parish have focussed.
6.4 In Veryan Parish, Veryan Churchtown provides the focus for
future development
Parish of Gerrans
6.5 Gerrans Churchtown and its fishing port of Portscatho are in
such close proximity that they have in effect coalesced through
twentieth century development and the location of the Parish Hall
and Health Centre midway between the two settlements.
6.6 Although the two villages have coalesced they have distinct
character areas :
Gerrans Churchtown- Village centre
- Open Spaces and
- 20th century linear extensions;
Portscatho:
- Village Centre and Pencabe Headland,
- The Lugger, and
- North Parade.
Gerrans Hill; and
Treventon, Springfield and Parc an Dillon
Gerrans Churchtown
Village Centre
6.7 The centre of this linear settlement is developed along two
streets meeting at the church and public house.
6.8 The building style is of 19th century two storey cottages
terraced and semi-detached interspersed with 20th century infill
and further development extending out from village centre.
6.8 A distinctive character for the village has been created by
the design, scale and massing of the cottages and occasional
individual dwellings and the use of clipped eaves, stone, slate,
painted render and hardwood doors and windows. Further development
should respect the local character [CDG 2.2.3] [RNDP Policy
CV1]
6.9 The village’s elevated position on a ridge offers views out
of the settlement, north to the Percuil Estuary and south to
Gerrans Bay, and glimpses of the sea and open countryside down
passageways and between buildings. Such views and glimpses are part
of the local character.
Open Spaces
6.11 The allotments behind the Churchtown Road, and the cricket
field and bowling green at either end of the village provide green
open spaces that are part of the form of the settlement and create
a distinctive character separate from that of Portscatho.
6.12 Any loss of these open spaces should be avoided as they are
a significant part of the character of Gerrans. [RNDP Policy
SF4]
20th Century Linear Extensions
6.13 The main street running along the ridge through the village
has been developed with a variety of housing styles during the late
20th century have incorporated and respected those open spaces.
6.14 These developments have used designs and materials distinct
from those of the village centre. Houses single or two storeys
high, detached or in terraces but in terms of mass with higher
ridges, eaves and windows and larger footprints.
6.15 Driveways for vehicular access have broken the continuity
of roadside boundary walls.
6.16 Grey slate roofs have been retained and help to provide
continuity to the appearance of the village
6.17 Further development in this area should seek to continue to
respect the materials of the village centre. [CDG 3.4]
Portscatho
Village Centre and Pencabe Headland
6.16 The village has all the characteristics of a traditional
Cornish fishing village. That is a harbour wall with surrounding
small stone buildings and structures set below a rising hinterland
with a single aspect across the harbour and towards the sea.
6.17 Stone walled buildings sometimes rendered, grey slate roofs
with low eaves and vertical window openings dominate the built form
of the village centre and consolidate its character as a fishing
village.
6.18 Portscatho village centre comprises the Square, River
Street and The Quay Similar period development on Pencabe headland
reveals what has probably been the replacement of cottages, fishing
sheds and stores along The Lugger during the 19th century.
6.19 Some former fishing sheds, stores and small cottages have
been retained albeit renovated, converted and changing their uses.
This development has retained a tradition of design and materials
that are significant to the village character.
6.20 19th century terraced development on Victoria, Clifton and
Wellington Terraces and of buildings around the commercial centre
of the village in the Square have chronographed its growth away
from fishing towards tourism and recreation.
6.21 Further development should respect village character. [RNDP
Policy CV1]
The Lugger
6.22 The massing and scale of nineteenth century cottages and
seaside terraces parallel to the waterside and around the Square
have been respected through further terraced building along the
Lugger. They do not however reflect the scale, materials and design
of the fish sheds and stone cottages that were historically located
here and can be found elsewhere in the village.
6.23 The terraces increase in mass as they move out along the
Lugger from the Square and create a visual separation of the
character of the buildings on the Pencabe headland and those of the
village centre
North Parade
6.24 20th century infilling along the cliff top to the east
whilst respecting its landscape setting has used non traditional
materials that do not reflect the scale, materials and design of
the fish sheds and stone cottages that were historically located
here and can be found elsewhere in the village.
6.25 The respectful scale and massing of buildings and the use
of traditional materials are key elements in conserving the
character of the village.
6.26 The biggest threat to local character would be the further
use of non-traditional materials in the conversion and extension of
existing buildings, the development of new dwellings inconsistent
with local character and the loss of fishing activity.
Treventon, Springfield and Parc an Dillon
6.27 20th residential development between the villages has now
filled the space between them with a mix of bungalow and two storey
estate development using non-traditional design and materials,
creating spaces and garden areas inconsistent with the character of
the two villages that have become coalesced.
6.28 This area has created a strong local character with focus
on sea views with houses design better suited to exploit these
views. Larger windows with less vertical emphasis, greater use of
UPVC in doors and windows and cement tiles replacing the more
traditional grey slate of the other character areas if the
settlements.
6.29 Further development in this area needs to respect this very
local character of the area in terms of orientation, scale, plot
ratio and materials. [CDG 3.2; 3.2][RNDP Policy GP2]
Gerrans Hill
6.30 20th century development on Gerrans Hill of a Community
Centre and Health Clinic along with some mixed residential
development creates a strong visual and physical link between the
two settlements.
6.31 The design and layout of these buildings has not reflected
the strong characteristics established by the built form and use of
materials of either settlement.
6.32 21st century estate development at Gwarak Gwel An Mor on
Gerrans Hill opposite the Community Centre has respected
traditional design features and spaces, using more sympathetic
materials consistent with the character of both settlements.
6.33 Further development in this area should build upon the
design and materials of the development at Gwarak Gwel An Mor.
[RNDP Policy GP2][CDG 3.2; 3.4; 3.5]
Parish of St Just
6.34 The character of Parish of St Just is defined by its
relationship to the water.
6.35 The busyness of water based industry and activity, and the
lack of physical proximity between settlements separated by
tranquil rural upland and dispersed farmsteads, has seen the
relationship between the Churchtown of St Just and the Parish’s
fishing port of St Mawes change.
6.36 St Mawes has changed its role in the Parish from fishing
port, to a tourist village, yachting centre and ferry terminal,
making St Mawes the administrative, commercial and residential
centre of the parish and the focus for future development.
6.37 This change in the relationship of the Churchtown to the
Port in the Parish has led to significant development in St Mawes
from the end of the nineteenth century up to the present day.
6.38 The biggest threats to local character of St Mawes are: the
loss of marine activity; loss of focus on the water; loss of
glimpses of the water between buildings and down steeply sloping
roads and paths; insensitive redevelopment of historic village
centre; the lack of respect for characteristic design and
traditional materials.
6.39 St Just’s role as a Churchtown has been diminished within
the Parish because of less intervention by development and little
growth in twentieth century allowing it to develop a quieter and
more tranquil character.
6.40 The biggest threat to local character of the village would
be the insensitive re-development of pre-twentieth century cottages
and further development of new dwellings whose materials and design
are not in keeping with the village’s character.
St Mawes
Historic Centre
6.41 The area is focussed on the harbour enclosed by rising
ground to the north.
6.42 The area lies within the St Mawes Conservation Area and it
contains the majority of the listed buildings in the village which
are mainly 19th century residential properties.
6.43 The area is of mixed density without any deliberate urban
form. The original grouping of buildings overlooking the harbour
has been added to with individual properties or terraces of housing
seeking a similar outlook.
6.44 The random nature of development has left a tight mix of
road and paths, gaps and openings that exaggerate the gaps and
glimpses that exist towards the water and retain the historic
highways.
6.45 Spaces in between have continued to be filled by a range of
commercial and community buildings of varying architectural merit
using a range of both contemporary and traditional materials.
6.46 Whilst there was some built development prior to the 19th
century, development of the majority of the area was during the
late nineteenth century. Development through replacement buildings
and conversions has developed a range of architectural styles along
the harbour side.
6.47 Small vertical emphasis windows are characteristic of this
area. Clipped eaves give a more solid feel to the stone buildings
and steep pitched ridged roofs with slate covering and brick
chimneys are commonplace.
6.48 The buildings along the harbour side are finished with
white painted render over stone although away from the harbour side
there is a greater variety of exposed stone and slate hung walls.
Whilst roof covering is usually slate there is some thatch on the
cottages.
6.49 Further development should be sensitive to the intrinsic
character of the historic area [CDG 2.3] and ensure that there
is:
· no loss of marine activity;
· no loss of focus on the water;
· no loss of glimpses of the water between buildings and down
steeply sloping roads and paths;
· respect for characteristic design and traditional
materials.
[RNDP Policy CV1]
Lower Castle Road
6.50 The road follows the sea wall from the centre to St Mawes
Castle. The northern side of the road has been built up with a mix
of villas overlooking the water and detached individual houses.
Several of these have waterside gardens across the road from the
dwelling.
6.51 The area lies within the western arm of the St Mawes
Conservation Area and extends to St Mawes Castle Grade I Listed
Building.
6.52 Linear development, exploiting road frontage plots over
-looking water, has created a simple streetscape with built form on
one side and open views to the water on the other.
6.53 At the western end of Lower Castle Road this openness is
lost behind the stonewall of The Haven beyond which further
development has separated the waterside views from the road as it
rises to St Mawes Castle.
6.54 The two storey villas are adorned with a range of
architectural style, parapets and clipped eaves at gutter level and
vertical sash windows with square and arch head window
openings.
6.55 Small garden areas in front of the road allow the buildings
to be close to the road creating a strong streetscape.
6.56 The white painted render finishes give the otherwise
dissimilar buildings a sense of unity. Slate is the roof finish and
the walls are stone built.
6.57 The individual detached buildings to the western end of the
Lower Castle Road have dressed grey stone walls and exposed grey
stone boundary walls. The use of more contemporary building
materials, metal roof sheeting and timber cladding are found on the
western-most building.
6.58 New development should recognise the transitional character
of the area extending from the village centre to St Mawes Castle
and ensure that there is respect for the scale of existing
properties and their characteristic design and use of traditional
materials. [CDG 3.2]
Tredenham Road Area
6.59 The early 20th century development built on rising land to
the north of Tredenham Road lies partly within the St Mawes
Conservation area.
6.60 Originally called New Road it sets out plots of land
presenting a more suburban pattern that reflects nothing of the
historic highway system.
6.61 The detached houses on large sloping plots exploit views
over the water and provide space for extensive gardens on the rear
slopes.
6.62 It is the presence of these green open areas that gives
this area a distinctive character
6.63 The planned design of this area overlooking Summers Beach
introduces amenity spaces for the detached houses giving them a
plot ratio of around 1:3, a formal road frontage and space and
access for vehicles.
6.64 This form of development is continued eastwards along
Tredenham Road as it runs north where development takes place both
sides of the road allowing views of the Percuil Estuary to be
enjoyed.
6.65 Two storey detached villa style houses some with third
storey dormer windows introduce horizontal window openings, deep
low eaves and hipped roofs into the village. Eaves kept low to the
tops of the first floor window openings allow the building height
to balance the roof height increase to cover the deeper
buildings.
6.66 Walls are white painted render with prominent white
rendered chimney stacks. Windows and doors are of painted wood and
roofs are slated.
6.67 New development should recognise the distinctive plot
ratios of this area, the scale of the detached houses and ensure
that there is:
· Provision of treed open spaces around and between those
properties;
· Respect for characteristic design and use of traditional
materials. [CDG3.2]
Upper Castle Road
6.68 Upper Castle Road forms the village’s north western
boundary and runs along a ridge of land that forms part of the
bowl-like enclosure of the village.
6.69 Residential development set out on roads leading to Grove
Hill has taken place in small housing groups or as individual plots
along Upper Castle Road.
6.70 Houses along Upper Castle Road have a low profile and do
not obscure a continual vista across the water to St Anthony’s
Head.
6.71 Housing on the roads leading down from Upper Castle Road is
a mixture of styles, materials and designs.
6.72 Their common trait is to respect the fall of the land from
northwest to southeast by keeping building heights similar and
maximising views to the south.
6.73 The buildings in this area are post 19th century and mostly
late 20th and early 21st century and reflect designs commonplace to
their time rather than to local character
6.74 New roads such as Place View Road are set out to urban
standards of an equal width carriageway with kerbed pavements
dropped to allow for off road parking access. This is in contrast
to the alignment and character of the pre 20th century highway
network.
6.75 New development should recognise that the topography of the
area requires careful treatment of levels and boundaries and that
there is:
· Respect for characteristic design and use of traditional
materials.
· No loss of the gradation of development from views from over
the water to the south
· No breach of the skyline by views from over the water to the
south
Polvarth Road
6.76 Polvarth Road is the A3078 main highway into the village
and carries the bus route. The area of development lays in a line
from northwest to southeast either side of Polvarth Road.
6.77 It is an area of low density development maintaining a plot
ratio of 1:2.
6.78 The area reflects late 20th century two storey housing
styles with the different forms and materials. This is a planned of
development more reflective of the urban design of the Upper Castle
Road area than that of the other three areas.
6.79 New development should recognise the lower density of
development in this area and ensure that contemporary standards for
development layout as set out in Part 3 of the Carrick Design Guide
are maintained. [CDG 3.2; 3.3; 3.4; 3.5]
St Just in Roseland
6.80 St Just in Roseland is an extended linear ridgeline village
centred on the meeting of two streets. The settlement is a
Churchtown albeit the church is detached from the village.
6.81 Pre-twentieth century squat, terraced, stone and painted
render cottages with slate roofs and clipped eaves are a
distinctive design characteristic in the village.
6.82 The character of the village has been retained along its
linear streets whilst twentieth and twenty first century
development off these streets whilst avoiding impacting upon
essential character of the streets has introduced in depth design
and non traditional materials.
6.83 Views between houses across the Carrick Roads and the
protection of the western vista from the ridgeline are important in
protecting the village’s distinctive character.
6.84 The location of the iconic Parish Church, by the tidal
pool, has encouraged nineteenth century detached dwellings to be
developed around it drawn to the tranquillity and shelter of its
setting. These buildings along with the industrial buildings
associated with the use of the pool are characteristically of stone
and slate construction with some cob and painted render.
6.85 New development should ensure that there is:
· No insensitive re-development of pre-twentieth century
cottages;
· Respect for characteristic design and use of traditional
materials
Parish of Veryan
6.86 Veryan Parish comprises three complementary settlements:
Veryan Churchtown the commercial, residential and administrative
centre of the parish; Portloe the Parish’s fishing village; Veryan
Green its rural residential outlier.
6.87 The Parish’s character requires the retention of the
distinctiveness of these three settlements in fulfilling their
respective roles.
6.88 Development that would erode that distinctiveness would
adversely affect the character not only of that settlement but of
the whole of the Parish. CDC
6.89 Future development within the Parish is planned to be
focussed in Veryan Churchtown. [RNDP Policy GP3]
Veryan Churchtown
6.90 Veryan has been referenced historically by the poet John
Betjeman and the architectural historian Nicolas Pevsner as a
tranquil and peaceful village characterised by its setting of
mature trees and iconic round houses.
6.91 The landscape setting of shallow valleys set amongst
undulating farmland provides shelter for the village which centres
on its landmark buildings, the Round Houses, the Church, the
School, the New Inn, and its mature trees and open spaces.
6.92 Veryan Churchtown comprises two distinct character
areas:
· Village Centre
· 20th century village extension
Village Centre
6.93 Much of the Village centre is within a Conservation Area
where strong planning policies protect against further development
not consistent with conserving the character of the area.
6.94 The absence of street lighting creates a dark sky that
enhances the tranquillity and stillness of the village setting.
6.95 The iconic nineteenth century Round Houses are a village
gateway to west and their style is reflected in twentieth century
almshouses on Century Lane.
6.96 The 19th century two storey cottages built of stone with
slate roofs and clipped eaves are significant characteristic of
village.
6.97 The village centre also has a range of other building
styles and sizes all reflecting key design features of: Rendered or
slate hung walls; Slate or thatched roofs; Clipped eaves; Wooden
sash windows; Solid wooden doors; Brick chimneys; Stone wall
boundaries.
6.98 Views out of the village centre are bounded by mature trees
and are largely devoid of twentieth century development
6.99 Further development should be avoided that results in
· the loss of trees,
· the loss of open spaces,
· the loss of the dark sky,
· the use of materials other than stone walls, natural slate
roofs with declining tile courses and wooden doors and windows,
· the loss of stone boundary walls,
· the development of village centre noise generating
activity.
[RNDP Policy CV1]
20th Century Village Extension
6.100 Twentieth century development in the village has taken
place to the south and west below the surrounding hills and out of
sight of the village centre. It comprises bungalow and two storey
dwellings using brick and rendered block walls with cement tiled
roofs.
6.101 Further development in this area needs to respect this
very local character of the area in terms of layout, scale, open
space, plot ratio and materials. [CDG 3.2; 3.4; 4.1]
Portloe
6.102 Surrounding hills hold the linear village tightly
restricting growth to east and west but allowing for development in
the valley head at Sunny Corner. The whole area is a within a
Conservation Area.
6.103 Although a small linear village Portloe has distinctive
character areas:
· Village Centre
· Sunny Corner
Village Centre
6.104 Portloe village centre has all the characteristics of a
traditional Cornish fishing village. That is a harbour and
surrounding small stone buildings and structures set below hills
and cliffs that contain two deep valleys running inland with a
single southerly aspect across the harbour and to the sea.
6.105 This distinctive character is complemented by
pre-twentieth century buildings around the centre of the village at
the top of the slipway reflecting its gradual change from fishing
to tourism and recreation.
6.106 Many of the fishing sheds, stores and small cottages have
been retained albeit changing their uses. This development has
retained a tradition of design and materials that are important to
the village character.
6.107 Views into the village from the sea or from surrounding
cliffs and hills offer a vista of grey stone buildings with grey
slate roofs and clipped eaves with some white rendered walls and
wooden sash windows and doors.
6.108 The narrow streets and passageways passing between the
stone walls of buildings or boundaries are an important
characteristic of the village.
6.109 Twentieth and twenty first century development through
conversion or extension of existing pre-twentieth century housing
or through infill or new development have threatened to erode the
intrinsically intimate character of the settlement by introducing
design features or materials not consistent with the character of
the village
6.110 The biggest threat to character of the village would be
the insensitive re-development of pre twentieth century buildings;
the loss of narrow streets and passageways; the loss of marine
activity; and the development of buildings onto the valley sides
where they adversely affect the enclosed and intimate character of
the village.
6.111 Further development should respect the intimate character
of the village centre with particular regard to scale and massing
as well as attention to design details and materials. [RNDP Policy
CV1]
Sunny Corner
6.112 Located at the north westerly end of the village beyond
the Ship Inn the Sunny Corner area is the gateway into the village
from Veryan Churchtown and has pathways as well as roads connecting
the fishing village to its Churchtown.
6.113 Amongst older converted properties late 20th and 21st
century development has created a character distinctly different
from the Village Centre. The use of modern materials and design has
seen distinctly different buildings.
6.114 The Conservation Area designation has safeguarded this
area from extreme changes to the underlying character of the
conservation area which is of a slate grey roofed settlement
contained within the valley sides. The use of stone, slate tiles
and wooden doors and windows has maintained a high standard of
finish to the dwellings in this area.
6.115 Further development within this area must respect the
character of the Conservation Area and avoid the loss of open
hillsides and trees. [RNDP Policy CV3]
Veryan Green
6.116 The landscape setting of Veryan Green exposed on higher
open ground and is detached from the Veryan Churchtown by a tree
lined access road and green open space giving it its own separate
character.
6.117 The character of this setting is enhanced by the presence
of very different landmark buildings at each end of the settlement.
The nineteenth century former vicarage Parc Behan and its parkland
setting at the western end of the settlement and the iconic Round
Houses that form the eastern gateway to the settlement.
6.118 Equidistant from these landmark buildings is The Green, a
formal open space set above the streets with stone banked
boundaries and a mix of nineteenth and twentieth century
residential development facing on to it.
6.119 Nineteenth century two storey terraced squat stone
cottages with slate roofs and clipped eaves (some of which are
Listed Buildings) are significant buildings characteristic of the
settlement They are to be found facing across The Green and on the
street leading from The Green to the Round Houses.
6.120 The biggest threat to the character of the settlement is
the loss of the unifying character of pre-twentieth century
cottages through extension and/or conversion, the loss of The
Green, the loss of tree-lined tunnel linking Veryan Green to Veryan
Churchtown.
6.121 Further development should make use of materials and
design in keeping with the settlement’s character. [CDG 3.4]
Key Design Features of the Roseland Plan Area
Open Countryside/Village Centres
· Clipped eaves
· Wooden sash windows
· Solid wooden doors
· Slate or thatched roofs
· Rendered or slate hung walls
· Stone wall boundaries
Village Edges
· Rendered walls
· Concrete tiled roofs
· Front and Rear Garden areas,
· Direct Road Frontage
· Chimneys
· Wooden fence boundaries
· Whilst there is a mix of house design and materials, those
materials most associated with local building resources are stone,
slate and earth.
· Hung slates for walls, stone or cob for walls with natural or
painted render finishes are historically dominant, whilst slate is
the dominant roof covering either laid to tile courses, or as
mortared scantle tiles, with clipped eaves.
· Thatched roofing, used more frequently in the past than
nowadays, is still present throughout the Roseland area.
· Cement tiles and rendered block walls reflect more recent
buildings.
· Brick and timber cladding, whilst occasionally used, are not a
traditional feature of building in the Parish, nor are the
materials naturally available in the area of the Roseland area and
not locally available naturally.
Occurrence of Design Features in the Roseland
^ Traditional features enhancing the character of the
settlements
Feature
Occurrence
Roofs
Ridged roof ^
– very common
Gables
-common
Flat roofed
– occasional
Clipped Eaves^ – very common
Overhanging eaves – occasional
Slates ^
– very common
Dormers & Roof lights - common
Tiles
Stone^
-occasional
Slate ^
-very common
Clay
– occasional
Concrete
– common
Thatched
– occasional
Walls
Stone^
– very common
Rendered Stone^ – very common
Rendered Block – common
Painted Render ^– very common
Slate-hung
- occasional
WindowsWood ^
– very common
UPVC
– common
Sash ^
– very common
Casement
- common
Doors
Solid Wood^
–very common
UPVC
- occasional
Glazed
– occasional
^ Traditional features enhancing the character of the
settlements
Feature
Occurrence
RainwaterIron ^
– occasional
Goods
Aluminium
- occasional
Plastic
– very common
Chimneys Brick^
– very common
Rendered Block – common
Stone ^
– occasional
LA2 - Local Landscape Character
LA4 - Sea Defences and Shoreline Structures
CV1 - Village Character
SF3 - Public Car Parking
SF4 - Open Spaces
GP1 - Sustainable Development
GP2 - Design and Character of the Roseland
HO3 - Re-use of Redundant Buildings
HO4 - New Affordable Housing
HO8 - Replacement Dwellings
HO9 - Extensions and Annexes
CD1 - Commercial Development
CD2 - Re-use of Farm Buildings
CR2 - Wind Turbines
CR5 - Encouraging Carbon Reduction
* see http://www.roselandplan.org/the-plan.html
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Clipped Eaves are ‘Eaves that do not overhang the face of a wall
by more than the width of the gutter’
Windows with ratios of height to width
(2-1; 3-2; 5-3; 8-5; 13-8) have always been considered to be
universally pleasing to the eye. They have been used unconsciously
in traditional building and can be seen in all the older cottages
and houses and are considered harmonious with nature.
Stone wall boundaries laid to courses or with painted render
Natural Slate is recommended for its durability and aesthetic
qualities. Artificial slate produced to imitate the texture, weight
and colour variety of natural slate reflects light in a completely
different way to natural slate and its colour fades eventually.
Original sash windows are an essential part of our heritage and
a distinctive feature of numerous period houses across the UK, from
cottages and terraced homes to stately mansions.
